Upper Walthamstow · Waltham Forest · Walthamstow constituency · 51.58446, 0.00299

E17 3PL— Upper Walthamstow, Waltham Forest

Location and area intelligence for E17 3PL, Upper Walthamstow, Waltham Forest

The family fortress

 

Schools 100%Safety 78/100Transport 43/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
60
Transport
43
Environment
91
Investment
40

The bottom line

E17 3PL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E17 3PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for E17 3PL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E17 3PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary's CofE Primary School

Not yet inspected · 5 min walk

KS2: 110.9

—

Secondary

Leytonstone School

Not yet inspected · 13 min walk

P8: -0.14A8: 51.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Church Hill Nursery School

Not inspected · 15 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

44.4 incidents per 1,000 residents

Better than 67% of London
↑ Rising 315.8%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Anti-social behaviour20%
Vehicle crime18%
Burglary6%
Drug offences4%
Theft3%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 2.7km

Crime is 32% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E17 district median

£517,500

Based on 977 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,054/m²
Price per ft²£562/ft²
Avg floor area77.1 m²

EPC breakdown

C
5%
D
12%
E
6%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 27%Terraced 3%Flat 70%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+4.9%

Total change

+286%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.0%

per year

Acceleration

+38.60

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached27.8%
Terraced2.8%
Flat/maisonette69.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£118k£100k-15.3%1.5
Post-dot-com plateau2002–2004£174k£375k+116.1%2.3
Pre-crash peak2005–2005£175k£175k+0%3
GFC & correction2008–2011£355k£199k-43.9%1
Help-to-Buy recovery2013–2016£418k£374k-10.6%1.2
Brexit uncertainty2017–2019£386k£556k+43.9%2
Rate-rise correction2022–2023£669k£438k-34.6%1.5
Current market2024–2024£455k£455k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
7.9%
District
7.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Leytonstone Underground StationCentral line
22 min walk
Wood Street→ Liverpool Street· 4 tph
21 min

Nearby stations

Wood Street Rail StationWeaver
6 min walk
Wood StreetNational Rail
6 min walk
Snaresbrook Underground StationCentral
17 min walk
Walthamstow Central Rail StationWeaver
20 min walk
Walthamstow Central Underground StationVictoria
20 min walk
No bus stops within 400m

37

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria56 min ↑
Waterloo57 min ↑
Canary Wharf45 min ≈
City ★43 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)18
Nearest car park448m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Brandon Road Carpark
512m
🅿️
The Boat House Car Park· yes
580m
🅿️
Snaresbrook Road Car Park18 spaces
670m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB83% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.7 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield847.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

URGENT CARE CENTRE (NELFT)

WHIPPS CROSS HOSPITAL, WHIPPS CROSS ROAD, E11 1NR

8 min walk

13

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 776 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

9

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Clapton Craft (535 m)

Nearest supermarketMetro Food Centre · 795 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

545m

Post office

Nearby shops

Bayer Food Centre517 m
Clapton Craft539 m
Orzet Polski Sklep800 m
Welcome Food Centre840 m

Nearby cafes

Eggs & Bread354 m
Rising Son Cafe369 m
The Old Station Yard Cafe443 m
Lamb's Cafe449 m

Nearby restaurants

The Sultan266 m
Tandoori Night301 m
The Lacy Nook456 m
My Shish464 m

Nearby pubs

Clapton Craft535 m
The Flower Pot592 m
The Raglan596 m
The Duke's Head655 m

Nearby gyms

Walthamstow Cricket Tennis and Squash Club154 m
Sylvestrian Leisure Centre451 m

Nearby pharmacies

Well Pharmacy543 m

Nearby health

Reliable Scan Limited347 m
Dr. Dital Practice549 m
The Bailey Practice715 m
Whipps Cross University Hospital776 m
Food hygiene (5-star)59% of 32

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

59.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,095m
Crossrail 2 route4,342m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,567 nationally

1,779

Est. population

3,474/km²

68%

Employed

55%

Degree educated

£45,200

Median income

3.6%

Claimant rate

Inner cityMedium densityYoung professionals

50

Community stability

Age profile

25%
19%
27%
19%
Under 1825%
18–3419%
35–4927%
50–6419%
65+11%

Tenure

28%
40%
25%
Own outright28%
Own (mortgage)40%
Private rent25%
Social rent6%
Shared ownership1%

Ethnicity

44%
18%
16%
White British44%
White Other18%
Asian16%
Black12%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine12%
No car household28%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent25%
Social rent6%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
10
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
60 homes · PART OF FORMER GOODS YARD, PART OF FORMER GOODS YARD, WOOD STREET, E17 3LX
Pipeline pressure
NONE

Named schemes (500m)

257-273, 257-273, Wood Street, Walthamstow, E1738 homes
completed
280, 280, WOOD STREET, E17 3NG20 homes
completed
275, 275, Wood Street, Walthamstow, E17 3NR17 homes
completed
199-201, 199-201, WOOD STREET, E1712 homes
completed
287, 287, Wood Street, Walthamstow, E17 3NL8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
32.5%
Ward turnout
38%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Caramel QuinLabour and Co-operative Party
Yusuf PatelLabour and Co-operative Party

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Key facts for E17 3PL

Full postcodeE17 3PL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardUpper Walthamstow
Latitude51.584463
Longitude0.002987
Parliamentary constituencyWalthamstow
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey